Overview & Key Facts
FLAMINGO VALLEY is a freehold condominium at SIGLAP ROAD in District 15 (OCR), developed by FCL ESTATES PTE LTD, comprising 393 units, completed in 2014.
Location & Connectivity
FLAMINGO VALLEY is approximately 830m from Siglap MRT station, with 3 stations within 1.5 km.
Schools & Education
11 schools within 2 km (5 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Chung Cheng High School (Main) | Secondary | 680m |
| East Coast Primary School | Primary | 760m |
| Global Indian International School (GIIS East Coast) | International | 770m |
| Temasek Junior College | Jc | 780m |
| Temasek Primary School | Primary | 900m |
| Telok Kurau Primary School | Primary | 1.2 km |
| Dunman High School | Secondary | 1.5 km |
| Dunman High School (JC) | Jc | 1.5 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 9 | $1,641 psf | $874,222 |
| 2 BR | 27 | $1,714 psf | $1,439,663 |
| 3 BR | 45 | $1,689 psf | $1,956,820 |
| 4 BR | 24 | $1,617 psf | $2,587,449 |
| 5+ BR | 15 | $1,405 psf | $3,407,600 |
Market Position
FLAMINGO VALLEY has recorded 120 sales at an average price of $2,066,738.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at FLAMINGO VALLEY typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 2 BR | $3,676/mo | $1,439,663 | 3.06% |
| 3 BR | $4,985/mo | $1,956,820 | 3.06% |
| 4 BR | $7,549/mo | $2,587,449 | 3.50% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 36 | $1,474 psf | — |
| 2022 | 22 | $1,643 psf | ↑ 11.5% |
| 2023 | 15 | $1,743 psf | ↑ 6.1% |
| 2024 | 14 | $1,608 psf | ↓ 7.8% |
| 2025 | 19 | $1,766 psf | ↑ 9.9% |
| 2026 | 14 | $1,823 psf | ↑ 3.2% |
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FLAMINGO VALLEY prices sit at a fresh series high after a 3.2% gain on the prior period, now 23.7% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 15 reads 117.7 as of June 2026 — down 9.0% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | $2,536 psf | 912 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | $2,790 psf | 781 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | $2,467 psf | 644 |
| AMBER PARK | Freehold | $2,548 psf | 396 |
Best suited for
Who This Actually Suits
The profile fits families with young children, car-owning households, long-term hold (10+ yr) and freehold / generational hold best. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
mrt-walkable commuters and international school families should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for yield-focused investors — other options likely serve them better. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
FLAMINGO VALLEY is a freehold development in District 15 (OCR), with 393 units, offering a gross yield of 2.5%.
At ~$1,790 psf, it represents a competitive entry point in the OCR segment.
Explore the full FLAMINGO VALLEY dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing FLAMINGO VALLEY against staying public? These HDB towns sit within walking or short-drive distance:
- Geylang — 4-room average $761,443 (370m away), an upgrader gap of about $1,300,000
- Bedok — 4-room average $659,895 (540m away), an upgrader gap of about $1,400,000
- Marine Parade — 4-room average $648,065 (1.5 km away), an upgrader gap of about $1,400,000
FAQ
What is the average PSF for FLAMINGO VALLEY?
Is FLAMINGO VALLEY freehold?
What is the rental yield for FLAMINGO VALLEY?
Which MRT is nearest to FLAMINGO VALLEY?
Sources & Next Steps
- FLAMINGO VALLEY Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 15 (Joo Chiat, Amber Road, Katong) — District 15 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 120 transactions
- Rental data: 484 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 120 records analysed · Source: URA private-sale caveats